Turkish Citizenship by Real Estate 2026: Rules, Costs & the 3-Year Catch
The honest 2026 guide to the $400,000 property route — exact requirements, real total costs, the resale restriction, and the mistakes to avoid.
In 2026, foreigners can obtain Turkish citizenship by buying real estate worth at least $400,000 and holding it for three years, secured by a no-sale annotation on the title deed. No residency or language test is required, eligible family members are included, and the process typically takes 10–12 months.
| Indicator | Value |
|---|---|
| Minimum investment | $400,000 |
| Holding period | 3 years |
| Processing time | 10–12 months |
Informational, not legal advice. Thresholds, fees and tax rules can change — confirm with official sources (Tapu, SPK, Presidency of Migration Management).
What is the citizenship-by-real-estate route?
The 2026 rule is clear: buy real estate worth at least $400,000 (confirmed by an official valuation) and keep it for three years. No residency requirement, no language test, family included.
| Requirement | 2026 detail |
|---|---|
| Minimum investment | $400,000 in real estate |
| Valuation | SPK-licensed appraisal report |
| Holding period | 3 years, "no-sale" annotation on the title |
| Residency / language | Not required |
| Family included | Spouse and children under 18 |
| Payment | Through a Turkish bank, documented |
| Processing | Typically 10–12 months |
The real total cost
- Title deed (Tapu) fee: commonly ~4%.
- Valuation, notary and translation.
- Independent legal representation.
- Application and passport fees per person.
- First-sale VAT exemption may apply to FX-paying foreign buyers (conditional).
The 3-year catch
The Land Registry adds a restriction on sale committing you not to sell for three years — even after your passport is issued — then removes it automatically. Plan liquidity accordingly.
Step by step
- SPK valuation confirming the $400,000 threshold.
- Pay through a Turkish bank with confirmation.
- Tapu transfer with the no-sale annotation.
- Certificate of Eligibility, then residence and citizenship.
- Passports in 10–12 months.
Common mistakes and scams
- Inflated valuations to "reach" $400,000.
- Under-the-table pricing mismatching the Tapu.
- Unlicensed "consultants" with conflicts.
- Ignoring the 3-year lock.
Citizenship vs residence
If your goal is just to live in Turkey, a residence permit may be faster and cheaper — see the residence permit guide; for trips, the travel guide.
Why choose Livist Real Estate
Livist handles sourcing, SPK valuation, the Tapu process and the citizenship file under one roof, with transparent figures and independent legal support.
The Tapu value, the bank transfer and the valuation report must all match. If anyone suggests otherwise, stop.
Frequently asked questions
Answers to the most common questions about this topic
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